Shepherd Park

[Anonymous]

Anonymous wrote:

Anonymous wrote:https://www.redfin.com/DC/Washington/1212-Geranium-St-NW-20012/home/10036658

This is priced for a bidding war. I will bet this goes in the high 700s.

I'm thinking at least 800K. Possibly higher if it'd been listed in the spring.

Only one bathroom on the first/second floor is a big pain, especially with the weird shower configuration as it is in that tub. That'll keep the price a bit down from where it could otherwise go.

[Anonymous]

Anonymous wrote:

Anonymous wrote:https://www.redfin.com/DC/Washington/1212-Geranium-St-NW-20012/home/10036658

This is priced for a bidding war. I will bet this goes in the high 700s.

I'm thinking at least 800K. Possibly higher if it'd been listed in the spring.

+1 The basement and kitchen need updating but the chance to get in the neighborhood in a house that doesn't need a complete overhaul but isn't pushing a million is what a LOT of buyers have been sitting on the sidelines waiting for w/r/t Shepherd Park.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:https://www.redfin.com/DC/Washington/1212-Geranium-St-NW-20012/home/10036658

This is priced for a bidding war. I will bet this goes in the high 700s.

I'm thinking at least 800K. Possibly higher if it'd been listed in the spring.

+1 The basement and kitchen need updating but the chance to get in the neighborhood in a house that doesn't need a complete overhaul but isn't pushing a million is what a LOT of buyers have been sitting on the sidelines waiting for w/r/t Shepherd Park.

Agreed. Lots of listings recently have been expensive flips, like this one just listed today on E. Beach for $1.5:

https://www.redfin.com/DC/Washington/8157-E-Beach-Dr-NW-20012/home/10020834?utm_source=myredfin&utm_medium=email&utm_campaign=instant_listings_update&riftinfo=ZXY9ZW1haWwmbD0xODk1Njk0JnA9bGlzdGluZ191cGRhdGVzX2luc3RhbnRfMTUmYT1jbGljayZzPXNhdmVkX3NlYXJjaCZ0PWltYWdlJmVtYWlsX2lkPTE4OTU2OTRfMTU2ODM4ODc0OF8yJnVwZGF0ZV90eXBlPTEmc2F2ZWRfc2VhcmNoX2lkPTgwNTkyNDYmbGlzdGluZ19pZD0xMTE5MjIzMzcmcHJvcGVydHlfaWQ9MTAwMjA4MzQmcG9zaXRpb25fbnVtYmVyPTA=

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:https://www.redfin.com/DC/Washington/1212-Geranium-St-NW-20012/home/10036658

This is priced for a bidding war. I will bet this goes in the high 700s.

I'm thinking at least 800K. Possibly higher if it'd been listed in the spring.

Only one bathroom on the first/second floor is a big pain, especially with the weird shower configuration as it is in that tub. That'll keep the price a bit down from where it could otherwise go.

This. I wonder if there's a way to add a bathroom to the master? Even a toilet, small sink, and small shower would help.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:https://www.redfin.com/DC/Washington/1212-Geranium-St-NW-20012/home/10036658

This is priced for a bidding war. I will bet this goes in the high 700s.

I'm thinking at least 800K. Possibly higher if it'd been listed in the spring.

+1 The basement and kitchen need updating but the chance to get in the neighborhood in a house that doesn't need a complete overhaul but isn't pushing a million is what a LOT of buyers have been sitting on the sidelines waiting for w/r/t Shepherd Park.

Agreed. Lots of listings recently have been expensive flips, like this one just listed today on E. Beach for $1.5:

https://www.redfin.com/DC/Washington/8157-E-Beach-Dr-NW-20012/home/10020834?utm_source=myredfin&utm_medium=email&utm_campaign=instant_listings_update&riftinfo=ZXY9ZW1haWwmbD0xODk1Njk0JnA9bGlzdGluZ191cGRhdGVzX2luc3RhbnRfMTUmYT1jbGljayZzPXNhdmVkX3NlYXJjaCZ0PWltYWdlJmVtYWlsX2lkPTE4OTU2OTRfMTU2ODM4ODc0OF8yJnVwZGF0ZV90eXBlPTEmc2F2ZWRfc2VhcmNoX2lkPTgwNTkyNDYmbGlzdGluZ19pZD0xMTE5MjIzMzcmcHJvcGVydHlfaWQ9MTAwMjA4MzQmcG9zaXRpb25fbnVtYmVyPTA=

$700K more is a lot for as much gray as you can stand plus some marble tile and countertops.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:https://www.redfin.com/DC/Washington/1212-Geranium-St-NW-20012/home/10036658

This is priced for a bidding war. I will bet this goes in the high 700s.

I'm thinking at least 800K. Possibly higher if it'd been listed in the spring.

+1 The basement and kitchen need updating but the chance to get in the neighborhood in a house that doesn't need a complete overhaul but isn't pushing a million is what a LOT of buyers have been sitting on the sidelines waiting for w/r/t Shepherd Park.

Agreed. Lots of listings recently have been expensive flips, like this one just listed today on E. Beach for $1.5:

https://www.redfin.com/DC/Washington/8157-E-Beach-Dr-NW-20012/home/10020834?utm_source=myredfin&utm_medium=email&utm_campaign=instant_listings_update&riftinfo=ZXY9ZW1haWwmbD0xODk1Njk0JnA9bGlzdGluZ191cGRhdGVzX2luc3RhbnRfMTUmYT1jbGljayZzPXNhdmVkX3NlYXJjaCZ0PWltYWdlJmVtYWlsX2lkPTE4OTU2OTRfMTU2ODM4ODc0OF8yJnVwZGF0ZV90eXBlPTEmc2F2ZWRfc2VhcmNoX2lkPTgwNTkyNDYmbGlzdGluZ19pZD0xMTE5MjIzMzcmcHJvcGVydHlfaWQ9MTAwMjA4MzQmcG9zaXRpb25fbnVtYmVyPTA=

$700K more is a lot for as much gray as you can stand plus some marble tile and countertops.

How much do you think the 8157 E beach will go for? We bought in the area last year for less than 900k (obviously not as updated). I’m shocked to see houses listed like this....

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:https://www.redfin.com/DC/Washington/1212-Geranium-St-NW-20012/home/10036658

This is priced for a bidding war. I will bet this goes in the high 700s.

I'm thinking at least 800K. Possibly higher if it'd been listed in the spring.

+1 The basement and kitchen need updating but the chance to get in the neighborhood in a house that doesn't need a complete overhaul but isn't pushing a million is what a LOT of buyers have been sitting on the sidelines waiting for w/r/t Shepherd Park.

Agreed. Lots of listings recently have been expensive flips, like this one just listed today on E. Beach for $1.5:

https://www.redfin.com/DC/Washington/8157-E-Beach-Dr-NW-20012/home/10020834?utm_source=myredfin&utm_medium=email&utm_campaign=instant_listings_update&riftinfo=ZXY9ZW1haWwmbD0xODk1Njk0JnA9bGlzdGluZ191cGRhdGVzX2luc3RhbnRfMTUmYT1jbGljayZzPXNhdmVkX3NlYXJjaCZ0PWltYWdlJmVtYWlsX2lkPTE4OTU2OTRfMTU2ODM4ODc0OF8yJnVwZGF0ZV90eXBlPTEmc2F2ZWRfc2VhcmNoX2lkPTgwNTkyNDYmbGlzdGluZ19pZD0xMTE5MjIzMzcmcHJvcGVydHlfaWQ9MTAwMjA4MzQmcG9zaXRpb25fbnVtYmVyPTA=

$700K more is a lot for as much gray as you can stand plus some marble tile and countertops.

How much do you think the 8157 E beach will go for? We bought in the area last year for less than 900k (obviously not as updated). I’m shocked to see houses listed like this....

$1.2ish. Maybe $1.3. While it's nice and new and shiny, it's not all that huge at the end of the day. There's a description but no view of the outdoor space behind. It looks like a pretty little back yard, but that and the patio will be part of the difference maker in the price.

[Anonymous]

1.3 max...1.5 is too aggressive. 1.6 is what a larger new construction house went for on 16th

[Anonymous]

Anonymous wrote:1.3 max...1.5 is too aggressive. 1.6 is what a larger new construction house went for on 16th

Agreed! Hell at 1.6 you could get into a nice neighborhood WOTP

[Anonymous]

Anonymous wrote:

Anonymous wrote:1.3 max...1.5 is too aggressive. 1.6 is what a larger new construction house went for on 16th

Agreed! Hell at 1.6 you could get into a nice neighborhood WOTP

A lot of Jews and AA specifically want Shepherd Park even though they could easily afford WOTP. There are two synagogues within walking distance and there's a large UMC/UC AA population. Many of them do private school so they don't care about which DCPS elementary is better.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:1.3 max...1.5 is too aggressive. 1.6 is what a larger new construction house went for on 16th

Agreed! Hell at 1.6 you could get into a nice neighborhood WOTP

A lot of Jews and AA specifically want Shepherd Park even though they could easily afford WOTP. There are two synagogues within walking distance and there's a large UMC/UC AA population. Many of them do private school so they don't care about which DCPS elementary is better.

+1, although I’d say a preference for SP over WOTP isn’t limited just to these two groups. Some people prefer the neighborhood because of its diversity (including the school), location near work, and/or other reasons.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:1.3 max...1.5 is too aggressive. 1.6 is what a larger new construction house went for on 16th

Agreed! Hell at 1.6 you could get into a nice neighborhood WOTP

A lot of Jews and AA specifically want Shepherd Park even though they could easily afford WOTP. There are two synagogues within walking distance and there's a large UMC/UC AA population. Many of them do private school so they don't care about which DCPS elementary is better.

+1, although I’d say a preference for SP over WOTP isn’t limited just to these two groups. Some people prefer the neighborhood because of its diversity (including the school), location near work, and/or other reasons.

PP you're responding to here. True. I should have mentioned that there are LGBTQ families and others who prioritize diversity who specifically seek it out too, plus other reasons as you stated. WOTP is fabulous and has a lot to offer, but some people have specific priorities that lead them to choose SP. Different strokes for different folks.

[Anonymous]

This is billed as a "Tuscan retreat."

https://www.redfin.com/DC/Washington/1425-Locust-Rd-NW-20012/home/10021731

I guess yellow paint in your living room makes it Tuscan?

[Anonymous]

Anonymous wrote:This is billed as a "Tuscan retreat."

https://www.redfin.com/DC/Washington/1425-Locust-Rd-NW-20012/home/10021731

I guess yellow paint in your living room makes it Tuscan?

Ha! Yes, whoever wrote that stupid description should be fired. I was expecting to see a lot of 1990's Tuscan-look tile, but the kitchen and bathrooms are actually better than I was hoping for.

[Anonymous]

Anonymous wrote:This is billed as a "Tuscan retreat."

https://www.redfin.com/DC/Washington/1425-Locust-Rd-NW-20012/home/10021731

I guess yellow paint in your living room makes it Tuscan?

Yeah, this new one nearby looks more Tuscan. Well, not really, but I like photo 7.

https://www.redfin.com/DC/Washington/1756-Portal-Dr-NW-20012/home/10020237